JP2017224207A - Real estate management support service system - Google Patents

Abstract

PROBLEM TO BE SOLVED: To provide a system that support a self-managing landlord, who manage rental apartments etc., by himself or herself with no intermediary agent or real estate management company interposed, properly throughout a rental life cycle from a vacancy to a move.SOLUTION: Reference to structural information and a subjective evaluation on a rental apartment etc., is made in setting a rent for the rental apartment etc., so the self-managing landlord can easily set a rent for maximum expectable profit without any large difference from market value of similar apartments etc., in a peripheral area. Further, rank information on intermediary agents and respective sales staffs asked for placement of apartments etc., is managed, so the self-managing landlord can select an intermediary agent or each sales staff of a rank matching each apartment etc., in making a request for mediation. Furthermore, information on companies associated with repair construction and cleaning work needed for original state recovery after a move is stored by ranks, so a company suitable to each rental apartment etc., can be easily found out among a plurality of companies.SELECTED DRAWING: Figure 1

Description

  The present invention is a system for property owners that voluntarily manages the structural maintenance and repair of real estate properties they own and the rent income obtained from those real estate properties, and in particular, when vacant, moving in and moving out The present invention relates to a real estate management support service system for supporting property owners in the entire life cycle of rental at the time.

  In the real estate transaction industry, real estate brokers undertake real estate property rental arrangements to manage and manage real estate property information, and introduce real estate properties that meet the requirements of tenants It is widely practiced to perform contract procedures by performing As for management after moving in, there are property owners who outsource the repair / recovery for rent guarantees and restoration to the original condition when moving out to the broker or real estate management company, but the property owners who manage the property themselves There are many.

  Rental property owners who have a large number of properties, are rented away from their place of residence, or focus only on profits as investment targets. Is often outsourced. On the other hand, rental real estate is located near the home where you live, and you can easily go to that place. There are few buildings and rooms, so there is no need to outsource to a real estate management company. Rental property owners, who are real estate and do not want to go through others, manage their rent income while moving in and arrange various repairs at the time of moving out. Of course, it is possible to avoid rent arrears by contracting with a rent guarantee company or to ask a real estate management company to resolve spot troubles. The property owners are basically maintaining and managing their own property.

  In addition, real estate transaction brokers rarely share information on real estate properties contracted for rent at each office with other brokers. Of course, the greater the number of properties handled, the more likely it is to meet the various conditions and requirements of those seeking a room, so the probability of reaching a lease contract is likely to increase. Therefore, sharing property information among brokers is because the applicants move into other brokers and increase the number of competitors. Even if it is a single intermediary real estate company, the area under its jurisdiction is divided, and the property information outside the jurisdiction may not be sufficient. Therefore, if there is a resident who requests a property in an area outside the jurisdiction, it is guided to another related business office. Furthermore, even within the same sales office, sales representatives working there often do not share various information including property information that they own with other sales representatives. The sales performance of salespersons may be evaluated in proportion to the number of contracts for the property that they are in charge of, and the psychology works that they do not want to tell other salespersons useful information that is likely to lead to closing. This is cited as a factor that prevents information sharing.

  Under such circumstances, a system has been disclosed in which various property information can be browsed by searching a database in which property owners, tenants, management companies, businesses, etc. store information on real estate properties via a network. (Patent Document 1 below). There is also a disclosure of a system that enables real estate brokerage without geographical and time restrictions by accessing a database containing property video data and reservation status data as property information (Patent Document 2 below) ). In addition, the management company remits the rent from the resident to the landlord and instead collects the management fee from the landlord, and the management company borrows the landlord's rental property in a lump and sub-rented rent as own income A combined management system that switches between borrowing management modes according to the occupancy status is disclosed (Patent Document 3 below). In addition to searching for a database that stores information on vacant and canceled properties, you can select properties that meet the desired rental conditions. A system has been proposed in which real estate information in which information is associated with property information is stored in a database so that a property that may become empty can be selected (Patent Document 4 below).

Japanese Patent No. 5159020 JP-A-7-271854 Japanese Patent No. 3992501 JP 2007-328662 A

  However, conventional brokerage systems for real estate properties and information management systems for smoothly promoting the rental cycle are support services for brokers or real estate management companies as in Patent Documents 1 to 3, or patents. This is a search system for prospective tenants looking for rental properties as in Reference 4, and is a support service and system suitable for “self-owned owners” who maintain and manage their own real estate properties. Not. Certainly, the information management system described in Patent Document 1 may be able to find useful information for the self-administrator, but it is a system that fully understands the characteristics of the self-administrator. I don't mean.

  That is, in order to execute a search using the system of Patent Document 1, a user searches for a large amount of search data in a grid format by skillfully combining search terms, and the user designates rows and columns in the grid. It requires complicated operations such as sorting. For this reason, unless the self-administrator as a user is familiar with the PC and can perform such operations freely, it is impossible to find useful information. In addition, even if a self-owner who has considerable knowledge of the operation of a PC or the like, the rental management is often an amateur. Therefore, unlike brokers or property management companies that have expertise in rental management, it is difficult to understand what procedures are most efficient and low cost when renewing or moving out. Or running in the dark clouds. For example, an order for high-priced repairs may be made according to the law of the unscrupulous repairman who has contacted, or the construction will be postponed and it will not be completed in time for the resident's appearance. It could also mean that you couldn't get it.

  In addition, brokerage real estate agents or management companies can evaluate the value of each property after comparing it with a large number of properties, while self-owned owners have sufficient information about the rental properties owned by others. I can not say. Recently, as can be seen on certain sites on the Internet, it has become possible to know basic information including the number of floors and size of rental properties and rent, but they are currently vacant. Limited to properties. There is no tool to know exactly how much rent is set by looking at all rented and empty rental properties in the target area. Furthermore, as an index for evaluating rental properties other than structural conditions such as the number of floors and size, how information such as noise and usability that is not understood unless you actually live is reflected in the set rent Since it is impossible to know at all, there is a current situation that the self-owner can not objectively evaluate the appropriateness of the rent of the self-property compared to the rental property owned by others. Therefore, self-owned landlords set rents at their own discretion, but often the amount may deviate from the market value of the surrounding market or property. As a result, rent settings that are too high will miss the prospective occupants and prolong the vacancy, while rent settings that are too low will lose the profits that should have been originally obtained.

  Therefore, the present invention is a service for self-administrators who manage their own rental properties without going through an intermediary real estate agent or real estate management company in order to solve the various problems described above. The purpose is to provide a service system that properly supports the self-owner in the entire rental life cycle at the time of vacancy, moving in and leaving by providing various related information.

  In order to achieve the above object, the real estate management support service system for property owners who voluntarily manage the rental real estate properties according to the present invention provides the property owners who set the rental fees for the rental properties owned from the storage medium. The means for reading out and presenting information on other rental properties, and the intermediary real estate agent or sales representative who requests the rental property owned by the property owner to the property rank or rent rank set for each property When selecting a sales representative selection method based on the request and a request for restoring the rental property owned by the property owner, a business operator selection is made to select a related business operator that belongs to a rank that matches the request of the property owner. Means.

  In addition, the information related to other rental properties read from the storage medium includes subjective information of a poster posted to the property, and the subjective information includes an evaluation value indicated by a word of mouth or a numerical value within a predetermined range. It is characterized by that.

  Further, when the sales representative selection means receives a request regarding the customer's acquisition of the property owner, the sales representative further specifies the sales representative using the sales representative rank that matches the request, and reports the rental property retreat. After the reception, the rental property is managed so as to be automatically updated as a vacant space in the storage medium without requiring an instruction from the property owner for purchase.

  According to the present invention, since it is possible to refer to the structural information and the subjective evaluation other than the structural information for the vacant state and the rented property in the designated area, the self-owner is responsible for the similarity of the surrounding area. It is possible to easily set a rent that aims at the maximum profit that can be expected without significantly deviating from the rental price of the property.

  In addition, in order to manage rank information regarding brokerage real estate agents and sales representatives who request the acquisition of real estate properties, the self-administrator owns the brokerage real estate agent with a rank suitable for each leased property when making a rental arrangement request. Or it becomes possible to select each sales representative. As a result, it is self-managed that tenants will be difficult to determine due to low structural evaluations such as a rental property with a disadvantage in the structure where the room to be rented is narrow or there is no sunshine, and a subjective evaluation value that the sound is noisy If the landlord determines, use a sales representative with a higher rank to use the sales representative's sales ability even if the rental property is normally expected to have a long vacancy period. You will be able to make a contract in a short time.

  Furthermore, in order to memorize the information related to repair work and cleaning work necessary for restoration of the original condition when moving out by rank, self-owned owners will be able to repair properties at the time of moving out or at the time of large-scale repairs after a certain number of years Therefore, it is possible to easily find a business operator suitable for each rental property from a plurality of business operators. As a result, it is possible to properly select a business operator that meets the high-priority conditions required by the self-administrator in repair work and cleaning work, so it is possible to make a construction request with a high degree of satisfaction from the self-administrator. .

It is a network block diagram of the real estate management support service system by one Embodiment of this invention. It is a figure which shows a series of flows at the time of lease of a rental property. It is the figure which showed the relationship of the means relevant to the process performed before reaching a lease contract among the means with which a real estate management support service system is provided. It is the flowchart which showed the process when a self-owner-owner sets the rent of an owned property. It is the figure which showed an example of the property table which stores property information. It is the figure which showed the example of a screen when displaying property information, a word of mouth, and an evaluation value on a self-owner's owner's terminal. It is the flowchart which showed the process sequence which selects an intermediary real estate company. It is the figure for showing an example of the table for storing the information regarding an intermediary real estate company, and the sales representative table for storing the information regarding the information of a sales representative. It is the figure which showed the relationship of the means relevant to the process performed at the time of leaving among the means with which a real estate management support service system is provided. It is the flowchart which showed the process when a self-owner-owner asks a construction company in the case of a renting property removal. It is the figure which showed an example of the table for storing the information regarding a partner company.

An embodiment of a real estate management support service system 100 according to the present invention will be described below with reference to the drawings.
FIG. 1 is a schematic configuration diagram of a real estate management support service system 100 of the present embodiment. The real estate management support service system 100 can communicate with the landlord terminal 1, the user terminal 2, the settlement agent company terminal 3, the brokerage real estate company terminal 4, and the partner company terminal 5 through the network 6 such as the Internet or a dedicated line. Connected in a normal state. In the present embodiment, a plurality of landlord terminals (1 to N) and a plurality of user terminals (1 to N) are assumed, but the number is not particularly limited. In addition, the user terminal 2 of the real estate management system 100 means a terminal operated by a person who wants to move in looking for a property to move into the rental real estate. Each terminal is an arbitrary computer connected to the network 6, specifically a PC (Personal Computer), for example, a mobile phone, a smartphone, a PDA (Personal Digital Assistants), a tablet, a wearable (Wearable) ) Also includes portable terminals such as terminals.

  The payment agent company terminal 3, the brokerage real estate company terminal 4, and the partner company terminal 5 can also be composed of a plurality of terminals, but in FIG. Further, in this embodiment, the real estate management support service system 100 is described as a separate entity from the settlement agent company, the brokerage real estate company, etc., so the real estate management support service system 100 includes the settlement agent company terminal 3, the brokerage real estate company terminal. 4. Although it is shown that the configuration is independent from the partner company terminal 5 or the like, in another embodiment, for example, the settlement agent company also includes the operation of the real estate management support service system 100. . In this case, the server of the settlement agency terminal 3 controls the real estate management support service system 100.

The real estate management support service system 100 has at least the following functions.
-Register the property information in the database, update it when the registration information changes at any time, and display the latest registration information on the terminal screen.
・ Set and change the rental fees for rental properties at any time.
・ When the applicant wants to rent a desired rental property that meets the conditions from a plurality of rental properties, accept the request.
・ Select an intermediary real estate agent that suits the conditions from multiple intermediary real estate agents and request an agency for the move-in procedure.
・ Select a brokerage company that suits the conditions from a number of partner companies, and give instructions to the brokerage company for ordering various constructions.

  In order to execute the functions described above, as shown in the figure, the real estate management support service system 100 is configured to access a database 7 that stores property information, customer information, and the like. The database 7 may be configured to be distributed and stored in a plurality of databases in accordance with the contents of each information. Furthermore, the real estate management support service system 100 directly operates to store and manage various data. However, as long as the cloud service is available, management in a form stored on the cloud using any data management service may be used.

  Before explaining the processing executed by the real estate management support service system 100, a series of flows when leased real estate is leased will be described with reference to FIG. Self-owned landlords need to let them know that they are looking for tenants if their rental property is vacant. In the past, self-owned landlords have visited a real estate agent in the area where the rental property is located, or made a call to ask for a tenant, so the real estate agent can tell the floor plan of the property and the distance from the station. It was used to create a document that outlines such as, pasted it on a place where people could see it, or solicited a person who visited a real estate agent to look for a property. The same is true when the so-called “Maisoku” is created by the management company and distributed to real estate agents. However, when looking for recent rental properties, you can browse the rental properties posted on the Internet, find a property that meets the conditions, and then move into the brokerage real estate company or management company that is the contact for the rental property. Often communicates the will and proceeds to the contract procedure. Therefore, in the case of the present embodiment, it is assumed that the tenant recruitment is provided as information that can be searched from the user terminal via the network (FIG. 2A).

  Since the number of site visits the number of times a prospective tenant has viewed through the user terminal to know the details of a specific rental property is counted as log information, it reflects the popularity of the property that has been recruited on the network Can know. Since it can be judged that the situation where there is almost no number of site visits for a certain period of time is small, some measures such as lowering the rent are taken to avoid long-term vacancy (FIG. 2 (b)). ).

  If the applicant who wants to move into the leased property who has solicited contacts the brokerage real estate agent, and actually looks and likes it, the contracting procedure with the brokerage real estate agent is made (FIG. 2 (c)). During the tenancy period, the self-administered landlord performs rent management (FIG. 2 (d)) and renewal management (FIG. 2 (e)). When a resident moves out, the self-administrator performs the evacuation procedure (Fig. 2 (f)), and if he / she decides that it is necessary to recover the state before moving in, he / she contacts the relevant business operator to order the construction and Management is performed (FIG. 2G). Then, the procedure for recruiting residents is repeated (FIG. 2 (h)).

FIG. 3 is a diagram showing the exchange of information until the tenant wishes to reach a lease contract for the desired property while associating it with the means provided in the real estate management support service system 100.
As shown in FIG. 3, the self-owner is providing property information to the real estate management support service system 100 so that an unspecified number of rented properties can be viewed by an unspecified number of applicants via the network 6. I do. For this purpose, the user ID and password for landlord identification agreed with the real estate management support service system 100 are input on the landlord terminal 1 to access the real estate management support service system 100, and The property information held is transmitted (3-1). When the property information received by the vacancy information receiving unit 10 is transferred to the property DB update unit 11, the property DB update unit 11 registers the property information in the database 19 in a predetermined table format. An example of a table in the database 19 is shown in FIG. As shown in the property table of FIG. 5 (A), for each property ID 501, the landlord ID that identifies the landlord, the location of the property, rent, building age, size, floor plan, direction of the room, distance to the station, property Includes information such as name, contract status indicating vacancy or occupancy. Other information includes a rent rank 502 and a property rank 504.

The rent rank 502 is an index that can identify which rank the rent set for the property belongs to when the rent is ranked in comparison with the rent of other properties of similar size and floor plan. For example, the property ID 001 shown in the first line of FIG. 5 (A) is a property that is 5 years old in 5 minutes on foot from the station, and belongs to the highest rated 5 property rank because of convenience and newness. However, cheap rent is set. This is an example of a self-owner who has set the rent down in consideration of the disadvantage of a northwest facing room. As a result, the rent rank of the other rooms having a room size as large as 55 m ² is almost A (in the present embodiment, the three levels A, B, and C). The rent rank of property ID 001 is B. The property ID 001 is currently registered as a vacant state, but the same property information is managed in the database 19 for the occupying property like the property ID 010.

Here, a procedure for the self-owner to set the rent will be described with reference to FIG.
The independent manager owns the property for which the rent is set (step S401). Of course, the property DB update means 11 is accessible only to its own property, and has access restrictions that prevent the rent from being set or changed by a third party other than the self-owner.

  As mentioned above, the self-owner is not fully aware of how much rental property owned by others is rented. Since the applicants for tenants select a plurality of rental properties as candidates and select one property that best meets the conditions, the rental properties in the vicinity are the competitors for each independent owner. Therefore, the self-administrator determines whether to refer to information on rental properties existing around the self-property (step S402). When referring, the property DB update unit 11 outputs a command for searching for a similar property to the property search unit 12 (step S403). At this time, for example, the property search unit 12 searches the database 19 for other rental properties existing within a radius of 1 km from the target property of the self-owner. In addition to the fixed radius Xkm, an arbitrary range may be freely specified by a mouse operation or a pinch operation with a finger after a map is displayed on the screen of the landlord terminal 1. In addition, since it is easier to see the displayed property after narrowing down the displayed property to some extent, if the number of searched properties exceeds a predetermined number, it is the same as the room size of the property of the independent administrator. It is preferable to search for a property with a priority.

  When the similar property is searched, the property search means 12 displays the similar property on the screen of the self-administrator's terminal 1 via the property information display means 13 (step S404). An example of the screen is shown in FIG. At this stage, the self-owner can know the rent set for physical or structural conditions such as the distance to the station, the number of floors, and the size of the surrounding rental properties. Know the reasonable rent price to close a deal. In addition, if there is a self-owner who does not want other people to know the rent information, it may be excluded from disclosure, but when such a landlord uses the real estate management support service system 100, certain May impose limits. Alternatively, as a merit for self-owned owners who consent to publish rents, for example, to reduce the fee for using the real estate management support service system 100, reducing the payment fee when using an intermediary real estate company or settlement agency In order to promote the sharing of information among self-administrators as much as possible.

  Furthermore, in the case of the present invention, information other than the structural conditions such as the room size or the physical conditions such as the distance from the station is also provided to the self-administrator side, which makes it more advantageous over competing properties. It has the feature of enabling the setting of rent to be obtained. This is realized by associating and storing word-of-mouth and subjective evaluation values as information on each rental property. FIG. 5B is an example of a word-of-mouth table stored in the database 19. As shown in FIG. 5B, the word of mouth 523 for each property ID 520 (for example, “Convenient near the station and close to the convenience store. There is a car noise because it is along a big road. Inconvenient because it is far from the garbage collection site.” , “Adjacent room is noisy” and the like, and an evaluation value 522 (in this embodiment, five levels of 1 to 5) are registered together with the posting date 521.

  In addition, although the property information and the word-of-mouth are described as being stored in each table in the database 19, it is not necessarily limited to this. For example, the property table and the word-of-mouth table are related to each other in a so-called relational table format with specific key items (for example, property IDs 501 and 520), and embodiments other than the table format shown in FIGS. .

  FIG. 6B shows an example of a screen for inputting a word of mouth as described above. Such a review is, for example, when a person who has moved away from the property or who is familiar with the property living in the neighborhood designates a property icon on the map displayed on the screen of the user terminal 2. The blank of the review column shown in 6 (B) is displayed, and a review related to the designated property is input. Then, when the posting button is pressed, the contents input in the word-of-mouth column are stored in the word-of-mouth table shown in FIG. In principle, it is allowed to input reviews freely, but if it is judged that the reviews posted by the administrator of the real estate management support service system 100 are inappropriate, the reviews can be deleted. Thus, a certain restriction may be provided so as not to make slander.

  Returning to step S405 of the flowchart shown in FIG. 4, when the self-owner owns the landlord, when he / she decides that he / she wants to refer to the evaluation by the word-of-mouth communication described above, the word-of-mouth table in FIG. (Step S406). Also, as shown in FIG. 5B, when a subjective evaluation value for each property is input, the evaluation value 522 in the table of FIG. 6B is stored. Then, when the self-owner / owner inputs and sets the rent based on the structural or physical conditions such as the area of the room and the distance from the station, and the word-of-mouth and the evaluation value (step S407), the property DB update means 11 sets the property DB 19 Update (step S408). Moreover, the said word-of-mouth information and evaluation value can be browsed from the user terminal 2 of the applicant who is looking for a rental property.

  Thus, according to the present invention, the self-owner can set the rent for the self-property in the rental market rationally while utilizing the structural or physical conditions of the property and the subjective information of others. This makes it possible to easily determine the rent that is suitable for the surrounding market. In particular, subjective information such as word-of-mouth and evaluation values is raw information that is difficult to grasp from physical conditions such as the size of the room, and it is a property with disadvantageous conditions such as a small room However, it is possible to know that there are many good impressions on the property from the word-of-mouth information, or if the evaluation value is high, the rent can be set as a basis for setting the rent high.

  In this way, for a real estate management support service system 100 having the latest property information updated by the property DB update means 11, a tenant seeking a rental property accesses a predetermined portal site from the user terminal 2. When the site is visited, the property information display means 13 lists the latest property information and displays it on the user terminal 2 (3-2 in FIG. 3). As is well known, in order to narrow down the property information to be displayed, it is necessary to request designation of railway lines, station names, and landmarks, or close up a specific area while displaying a map on the terminal screen, then vacancy You may make it display the property information of a state.

  When a tenant wishes to select a property that meets the conditions from a plurality of properties and transmits it to the real estate management support service system 100 (3-3 in FIG. 3), the tenancy request accepting means 14 receives this. Next, the brokerage agent selection means 15 designates an optimal brokerage real estate company from among a plurality of brokerage real estate companies registered in the database 20 in advance. In the present invention, which intermediary real estate company is designated is determined based on the property attributes and the request of the self-owner.

  That is, the broker selection unit 15 selects a brokerage real estate company according to the flowchart shown in FIG. In step S701, when the occupancy request receiving means 14 receives the occupancy request, it identifies which property the request is. When displaying property information on the map of the screen of the user terminal 2 as in the above example, clicking or tapping an icon on the map that matches the location of the property will result in one property ID corresponding to that icon. Is identified (step S702).

  Next, the broker selection unit 15 searches the database 20 for a brokerage real estate company that can introduce the property included in the occupancy request, and executes a process of narrowing down several companies (step S703). Traditionally, one of these few companies is simply selected as an intermediary real estate company, and it is common to enter a procedure for contacting prospective tenants without being specifically designated as any sales representative. there were. In contrast, the present invention selects an intermediary real estate company by referring to the property rank or the rent rank.

  FIG. 8A shows an example of a brokerage real estate company table stored in the database 20. Further, FIG. 8B is an example of a salesperson table in which information on salespersons in the brokerage real estate company is stored in the database 20. For example, if the property rank is 5 and the rent rank is medium B, the property is expected to be easy to close because it is a cheap property, and it is not so difficult for any brokerage real estate company to find a resident. Therefore, in the case of a property that is expected to be closed, a brokerage real estate company with a rank 805 representing the ability of the brokerage real estate company in the brokerage real estate company table shown in FIG. Unlike this example, if the rent rank is A, which is the highest level even though the property rank is 2, the property is expected to be difficult to close because the property is expected to be difficult to close because the rent is higher than the property value. The dealer selection means 15 selects only an intermediary real estate company whose rank 805 is, for example, the highest rank A. The property rank is set and updated based on the number of transactions handled and the total number of contracts in the year, as well as the reputation of each brokerage real estate company in the industry, by comparing multiple brokerage real estate companies.

  Furthermore, the present invention positively accepts a request from a self-owner (step S704), and selects an intermediary in line with each request as much as possible. To that end, the broker selection unit 15 first determines the rank of the sales representative who matches the request regarding the broker selection (step S705). Now, suppose that the request from the self-administered owner regarding the selection of an intermediary is that the vacancy should be as short as possible within two weeks. From the standpoint of an intermediary real estate company, it is not easy to find a tenant who wants the property in a short period of time and reach a contract. In the presence of multiple competing properties, it is not possible for any sales representative to make a move to a specific property, but it is not possible for some sales representatives to actually However, the probability of success is low.

Therefore, the broker selection means 15 includes the number of years of sales experience 813 of each sales representative, the number of contracts 815 for one year, the number of contracts 816 in a specific area, the average vacancy period 817 from the request to the contract, Refer to the sales representative table in which rank 814 and the like are recorded. In the case of the above example, it is determined that it is necessary to assign a sales person with good sales results to the request of the independent manager, and a sales person belonging to rank A is determined. If you ask the person in charge ID = 001, who is a sales representative in rank A, you will be able to expect sales activities in line with the demands of independent managers because they have a long experience and a large number of contracts. On the other hand, if another sales representative (person in charge ID = 002) of the same sales office (brokerage company ID = X01) is in charge as in the conventional method of request, activities in line with the request of the independent manager Will not.
The ranking is set automatically by the real estate management support service system 100 or manually by the operator of the real estate management support service system 100 in consideration of the years of experience and the number of contracts. Alternatively, the rank may be determined based on the level of a specific index by weighting the index such as the average vacancy period.

  If there is no sales representative belonging to the determined rank in a certain brokered real estate company (No in step S706), another brokered real estate business is referred to with reference to the broker real estate company table of FIG. The company is searched (step S707), and it is checked whether or not there is a person who belongs to the desired rank among the sales representatives in the new brokerage real estate company. If there are a large number of sales representatives belonging to a desired rank in one or a plurality of intermediary real estate companies, for example, the number of contracts 816 in a specific area (district) including the target property, and special notes for each sales representative It may be narrowed down by focusing on 818 or the like.

  Then, the broker selection means 15 sends the information on the property indicated by the property ID to the determined one to several sales representatives to request a customer (Step S708, 3-4 in FIG. 3). ). In step S704, if there is no request for selection of the broker from the self-owner (No in step S704), one brokerage real estate company is determined with reference to the property rank and rent rank as described above. Is requested (step S709).

  When a report on the contract procedure (contract) with the applicant for occupancy is received from the brokerage real estate company terminal 4 based on the result of the requested salesperson (Yes in step S710, 3-5 in FIG. 3), broker selection means 15 transmits the notification of the contract to the settlement agency terminal 3 (step S711, 3-6 in FIG. 3), and updates the sales representative table in FIG. 8B (step S712). Further, the property DB update unit is instructed so that the contract status 503 of the property ID 501 of the target property in the property table shown in FIG. 5A is changed from “vacant” to “resident” (step S713).

  The settlement agent company terminal 3 that has received the notification of the contract from the broker selection means 15 performs the occupancy examination based on the resident's income, credit settlement history, etc., and transmits the examination result to the examination information reception means 17 (FIG. 3-7). If the examination is successful, the resident confirmation means 18 transmits a resident confirmation report to the landlord terminal 1 and the brokerage real estate company terminal 4 (3-8, 3-9 in FIG. 3). In addition, the settlement agency may not only perform occupancy screening and rent management for the applicant, but may also perform business related to customer acquisition performed by the brokerage real estate company. In this case, the settlement agent company terminal 3 is substantially integrated with the brokerage real estate company terminal 4, and the information transmitted to the brokerage agency company terminal 4 is received by the settlement agency terminal 3.

  In addition, when the contract with the tenant is reached as requested by the self-owner, the sales representative table of the sales representative (FIG. 8B) is updated, not only the number of contracts increases, Increase the rank or add additional information in the special notes. In some cases, the sales representative or intermediary real estate company may be rewarded as compensation for the contract.

  Until now, intermediary real estate companies have had to take time and effort to renew and manage rental properties themselves when they are vacant. This labor cost has been reflected in the collection of brokerage fees for those who wish to move in. However, when the real estate management support service system 100 of this embodiment is used, the self-owned landlord leases the vacant property. Will be registered, which will greatly reduce the labor of collecting the rental properties for sale by the brokerage real estate company. For this reason, even if brokerage fees are not collected from those who wish to move in, there is a fee from the self-owner, so the brokerage real estate company will not significantly reduce profits. Rather, it can be expected that the number of lease contracts will increase due to the appeal effect to those who wish to move in, because the necessary money at the time of occupancy is reduced because no brokerage fee is required. Therefore, the real estate management support service system 100 according to the present embodiment produces merits for both the tenant and the brokerage real estate company.

  After that, a process that the real estate management support service system 100 executes after making an offer for the tenant to move out the occupying property and moving out will be described. FIG. 9 shows a configuration means of the real estate management support service system 100 executed in association with the leaving, and FIG. 10 shows an operation flowchart thereof.

  When a resident occupying the property of the self-owner is planning to move out, the moving-out request receiving means 21 receives the moving-out request transmitted via the user terminal 2 (9-1 in FIG. 9, FIG. 10). In step S1001). Further, this does not exclude sending a move-out offer directly to the landlord terminal (9-2 in FIG. 9), and further displaying the intention to move-out via telephone or mail. The self-administered landlord transmits information such as the property to be retired and the scheduled retirement date to the real estate management support service system 100 (9-3 in FIG. 9), and when it is transmitted from the landlord terminal 1, the relocation confirmation report accepting means 22 Receive. When the self-administrator informs of the move confirmation report by telephone or e-mail, the move information is input to the move confirmation report receiving means 22.

  In the property table 19, since the contract status 503 of the property ID of the target property is “resident”, the retreat confirmation report accepting means 22 changes the contract status 503 to “vacant” with respect to the property DB update means 11. Instruct to update. Receiving this, the property DB updating means 11 makes a reservation for updating the property table 19 (step S1002 in FIG. 10), and transmits the move-out date to the settlement agency terminal 3 or an intermediary real estate company terminal. 4 also outputs an instruction to report the withdrawal (step S1003 in FIG. 10).

  When the resident actually moves out, the self-owned landlord needs to work to restore the property to the state before moving in, or ask the contractor to clean the room for a new resident Determine whether. When the original restoration request is received by the original restoration request accepting means 23 from the landlord terminal 1 or from the landlord's own telephone or the like (9-4 in FIG. 9, Yes in step S1004 in FIG. 10), the partner company The selection / construction schedule management means 24 first searches the partner business entity database 25 (step S1005 in FIG. 10), and narrows down the business operators of the corresponding construction. FIG. 11 is an example of a partner company table stored in the partner company database. As shown in FIG. 11, company information is stored for each construction type 1101. For example, when it is judged that the door is broken and it is necessary to carry out wood work, a contractor who performs “wood work”, or when it is judged that interior work including replacement of wallpaper is necessary, “interior work” ”And so on. In addition, for each contractor, the ID of “actual property” 1107 that can identify the property that has been constructed in the past, “construction delivery date” 1109 indicating whether the construction schedule has been completed and the construction delivery date has been completed, and construction that has finally exceeded the estimate Information such as “Budget” 1110 indicating whether the amount has been reached, rank 1112 of each dealer in similar dealers, and landlord evaluation 1111 obtained from the self-administered landlord after the completion of construction are stored. Although FIG. 11 does not describe a cleaning company, the same applies to a cleaning company for house cleaning performed at the time of leaving.

The partner company selection / construction schedule management means 24 searches the partner company database 25 for related construction companies (step S1005 in FIG. 10), and then determines whether there is a request regarding construction from the self-administrator (FIG. 10). 10 step S1006). For example, the request is to complete the construction in one week, or even if the construction period is a little longer, a veteran craftsman wants a polite and high-quality construction, or the construction cost is the top priority It is contents such as.
If these requests have been received, the partner company selection / construction schedule management means 24 determines the rank of the partner company that matches the request. (Step S1007 in FIG. 10). For example, when the request is “high-quality construction”, the operator whose rank 1112 is “A” is selected (step S1008 in FIG. 10). In addition, if the request is focused on the construction period, the operator whose “construction delivery date” 1109 exceeds, and if the construction price is the highest priority, the operator whose “budget” 1110 exceeds, Exclude it because there is a high possibility that it will not be met. Rank 1112 in FIG. 11 is a rank from the viewpoint of the quality of construction, but it is configured to set ranks for “construction delivery date”, “budget”, and other indicators, and to determine the ranks of partner companies that meet the requirements. May be.

  When a business that belongs to a rank that matches the request is selected, the business partner selection / construction schedule management means 24 transmits a construction request instruction to the business partner terminal 5 of the business operator (step S1010 in FIG. 10). . If the request is not received, the partner company selection / construction schedule management means 24 selects any partner company (step S1009 in FIG. 10).

  Whether construction is progressing according to the schedule is sequentially received from the affiliated company terminal 5, and the affiliated company selection / construction schedule management means 24 manages the schedule of whether the construction is completed by the scheduled date (FIG. 10). Step S1012). Upon receiving the report that the construction has been completed (step S1013 in FIG. 10), the partner company selection / construction schedule management means 24 updates “construction delivery date” 1109, “budget” 1110, and rank 1112 in the partner company database 25. In addition, an evaluation value is added to the “owner evaluation” 1111 after receiving an evaluation from the self-managed landlord (step S1014 in FIG. 10). Further, in order to conduct the property recruitment again, the property DB update unit 11 is instructed to confirm whether the contract status 503 of the property table in the database 19 is “vacant” (step S1015 in FIG. 10).

  As explained above, in the conventional case, the self-owned landlord makes a construction request without knowing the actual performance of the business operator, and is dissatisfied with the construction work as expected, Although it was difficult to decide which one to choose even if it was going to be requested, according to the present invention, it is possible to request an order after referring to the information of the construction company, so the self-administrator asks the construction with peace of mind. It leads to things.

  Furthermore, since the property DB update means 11 automatically manages the rental property as a vacant state in the database 19 after moving out, if the property information does not need to be changed, No need for recruitment. Unlike the case of contacting the brokerage real estate company or the settlement agency company every time there is a retreat as before, the real estate management support service system 100 of this embodiment automatically repeats the tenant recruitment. Therefore, the real estate management support service system 100 according to the present embodiment produces significant advantages not only for tenants and intermediary real estate companies, but also for independent managers as described above.

  The present invention relates to a program installed or loaded on a computer by downloading it through various recording media such as an optical disk such as a CD-ROM, a magnetic disk, or a semiconductor memory, or via a communication network, and the storage thereof. The medium is included in the scope of the invention.

DESCRIPTION OF SYMBOLS 1 Landlord terminal 2 User terminal 3 Settlement agency terminal 4 Brokerage real estate company terminal 5 Partner company terminal 6 Network 7 Database 19 Database 20 Database 25 Database 100 Real estate management support service system

Claims (5)

A real estate management support service system for property owners who independently manage rental real estate properties,
A means for reading out and presenting information on other rental properties from the storage medium to the property owner who sets the rent of the rental property owned,
A salesperson selecting means for selecting an intermediary real estate agent or salesperson who requests the rental property owned by the property owner based on the property rank or rent rank set for each property;
When receiving a request to restore the rental property held by the property owner, an operator selection means for selecting a related operator belonging to a rank that matches the request of the property owner;
Real estate management support service system with   The real estate management support service system according to claim 1, wherein the information related to other rental properties read from the storage medium includes subjective information of a poster posted to the property.   The real estate management support service system according to claim 2, wherein the subjective information includes an evaluation value indicated by a word of mouth or a numerical value within a predetermined range.   The sales representative selection means, when receiving a request regarding the acquisition of the property owner, further identifies a sales representative using a sales representative rank that matches the request. The real estate management support service system according to item 1.   5. After receiving the rented property evacuation report, it is managed so that the rented property is automatically updated as a vacancy in the storage medium without requiring an instruction from the property owner. The real estate management support service system according to any one of the above.

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